Capital Impact Partners | Detroit Program

Inclusive Growth in Detroit

Scenarios for the City’s Corridor Areas

Development scenarios and income mix strategies that can help shape future neighborhood stabilization and revitalization efforts,

leading to more opportunity-rich neighborhoods across Detroit.


Contents

Overview


Overview 1

Citywide Map 2

Corridor Area Comparisons

Population 3

Housing & Income Mix 4

Income Mix 5

Jobs & Employment 6

Corridor Area Profiles

ordered geographically from northwest to southeast

Grand River/Southfield 7

West McNichols 8

UD Mercy/Marygrove 9

Avenue of Fashion 10

Upper Woodward 11

West Davison/Russell Woods 12

Middle Woodward 13

North End/New Center 14

Midtown 15

Southwest/Springwells 16

Hubbard Farms/Mexicantown 17

Greater Downtown 18

Corktown 19

Central Business District 20

Eastern Market 21

East Riverfront/Elmwood Park 22

The Villages 23

East Jefferson 24

Mack/East Warren 25



This update to Capital Impact Partners’ study, “Toward Inclusive Growth in Detroit: Density and Income Mix Strategies for Detroit’s Mixed-Use Corridors” (Fall 2015), provides demographic, land use and

Inclusive Growth scenarios for a majority of Detroit’s “corridor areas” — one or more census tracts adjacent to mixed-use and traditional commercial nodes and corridors as identified in the 2013 Detroit Future City Strategic Framework.


The “Toward Inclusive Growth” report profiles four corridor areas — Midtown, Corktown, Grand River/Southfield and the University of Detroit Mercy/Marygrove — to illustrate the wide variety of trajectories some of Detroit’s strongest districts have experienced in recent years. This appendix provides a greater amount of data for these and 15 additional corridor areas.


Information for each corridor area includes the following:


Land Use

development potential



Demographics


p1


Featured Corridor Areas, Kirwan Opportunity Index 2014



high median household income


Avenue of Fashion, p10


Upper Woodward, p11


I- 75


primarily market-rate housing

This map highlights the locations of the corridor areas this report features and their “scores” from the Kirwan Institute’s “2014 Detroit Neighborhood Opportunity Index.” The Opportunity Index measures the relative economic opportunity across the city’s census tracts by combining


healthy income mix

West McNIchols, p8 UD Mercy/


Marygrove, p9

Grand River/ Southfield, p7


West

Highland Park

Highland Park

HiSgthudlaynAdrePaark


Middle


Hamtramck

HSatumdytrAarmeack


I- 94

Mack/

East Warren, p25

three categories: Education, Economic Mobility and Opportunity, and Housing and Neighborhoods.


For this cross-corridor comparison, note


I- 96

Davison/

Russell Woods, p12

Woodward, p13


North End/ New Center, p14


The


East

that the scores for Detroit’s corridor areas all fall below 0 (the index scores range from -2 to 2 across the region). Based on this subset comparison, the two highest-opportunity Detroit corridor areas are

high job density


Midtown, p15

Eastern Market, p21


East Riverfront/ Elmwood

Villages,

p23

Grand River/Southfield (a subset of the Grandmont-Rosedale neighborhoods) and the Avenue of Fashion/Palmer Woods (an area just north of the University of Detroit

low population loss

Central

Business District, p20

Corktown, p19

Park, p22

Mercy/Marygrove corridor area). These

areas have higher median household incomes and education levels than most


Southwest/ Springwells, p16


I- 75

Hubbard Farms/ Mexicantown, p17

Windsor, Ontario


Opportunity Index 2014

-1.02 to -0.97

-0.96 to -0.91

-0.90 to -0.85

-0.84 to -0.56

-0.55 to -0.18

other corridor areas. Yet they continue to lose population (particularly middle-income households) and struggle to maintain healthy commercial centers.



p2 0


2.5


Miles

5


p3

Source: American Community Survey 2010-2014 Five-Year Estimates

Population Change, 2000-2014

Source: American Community Survey 2010-2014 Five-Year Estimates

Black/African American, 2014

Source: American Community Survey 2010-2014 Five-Year Estimates


p4

Source: American Community Survey 2010-2014 Five-Year Estimates

Source: American Community Survey 2010-2014 Five-Year Estimates


Source: National Housing Preservation Database, 2016. Includes Project-Based Rental Assistance (Section 8) properties, Detroit Housing Commission properties, Loan/Financing program properties (LIHTC and HOME), and properties eligible for multiple sources of subsidy


p5

Source: American Community Survey 2010-2014 Five-Year Estimates

Source: American Community Survey 2010-2014 Five-Year Estimates

Source: American Community Survey 2010-2014 Five-Year Estimates


p6

Source: US Census Longitudinal Employer-Household Dynamics, 2014

Source: US Census Longitudinal Employer-Household Dynamics, 2014

Source: US Census Longitudinal Employer-Household Dynamics, 2014


Demographics

Inclusive Growth Scenario

37

Estimated maximum build cost: $183 Million

50

Grand River

Southfield Fwy

Greenfield

Asbury

Outer

Florence

Puritan

Fenkell

Lyndon

Schoolcraft

Vacant developable acreage:

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014


erty rate <10% is a better goal [

60%

50

40

30

20

regional poverty rate is 17%

pov

If poverty is reduced to below

10%, how many households

2002 2007 2014 must emerge from poverty

at maximum build?

Population

10

0

Jobs & Employment

Income

Grand River/ Southfield

West McNichols

543000

542200

542900

542300

542500

M- 10

Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

p7

0

0.25

Miles 0.5

Population, 2014: 14,479

Area: 2.09 sq mi, 1,338 acres

Occupied Housing Units, 2014: 5,227 Median Household Income, 2014: $45,123

DFC 10-year Land Use: Traditional Low/Medium Density Residential, Neighborhood Center



539400

540400

539500

542100

537600

536900

Grand River/Southfield

Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

0

0.25

Miles 0.5

James

Couzens

Meyers

Outer

7 Mile

Curtis

West McNichols



Population, 2014: 20,275

Area: 2.79 sq mi, 1,789 acres

Occupied Housing Units, 2014: 7,656 Median Household Income, 2014: $30,489

DFC 10-year Land Use: Traditional Medium Density Residential, District Center



Freeland

Greenfield

Southfield

Puritan

McNichols

p8

Inclusive Growth Scenario

Demographics

Estimated maximum build cost: $448 Million

50

Vacant developable acreage:

96

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014


erty rate <10% is a better goal [

60%

50

40

30

20

regional poverty rate is 17%

pov

If poverty is reduced to below

10%, how many households

2002 2007 2014 must emerge from poverty

at maximum build?

Population

10

0

Jobs & Employment

Income


Demographics

Inclusive Growth Scenario

151

Estimated maximum build cost: $776 Million

West Davison/Russell Woods

50

James Couzens

Fairway

Linwood

Livernois

Wyoming

Meyers

McNichols

7 Mile

7 Mile

Curtis

Puritan

Hughes

Vacant developable acreage:

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

pov

60%

50

40

30

20

10

0

2002 2007 2014

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Population

Jobs & Employment

Income

UD Mercy/ Marygrove

Avenue of Fashion

538700

538400

Upper Woodward

538500

Highland Park

536200

536100

530 20 0

530100

M- 10

Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use


Miles

0 0.25 0.5 I- 96

p9

Population, 2014: 24,607

Area: 3.31 sq mi, 2,119 acres

Occupied Housing Units, 2014: 9,070 Median Household Income, 2014: $32,685

DFC 10-year Land Use: Traditional Low/Medium Density, Residential, Green Residential Transitional, District Center





Highland Park

Ferndale

539000

538100

538900

538200

538600

Upper Woodward

Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

0

0.25

Miles 0.5

West McNichols

Wyoming

7 Mile

Outer

Curtis

p10



50

Demographics

Woodward

Livernois

8 Mile

Pembroke

Avenue of Fashion


Population, 2014: 15,970

Area: 2.61 sq mi, 1,671 acres

Occupied Housing Units, 2014: 6,068 Median Household Income, 2014: $45,794

DFC 10-year Land Use: Traditional Low/Medium Density Residential, Neighborhood Center, Cemetary

Inclusive Growth Scenario

Estimated maximum build cost: $350 Million

Vacant developable acreage: 85

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

pov

60%

50

40

30

20

10

0

2002 2007 2014

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Population

Jobs & Employment

Income

Demographics Inclusive Growth Scenario

Estimated maximum build cost: $395 Million

Vacant developable acreage: 63

Population Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70

Gini Coefficient, 2014

10

60

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

50


40

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

60%

50

40

30

20

10

pov

2002 2007 2014

                         0      

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Jobs & Employment

Income

Population

Highland Park Study Area

Highland Park

50

Upper Woodward

Avenue of Fashion

507900

538300

West McNichols

Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

0

0.25

Miles 0.5

p11

Population, 2014: 3,357

Area: 1.49 sq mi, 954 acres

Occupied Housing Units, 2014: 6,068 Median Household Income, 2014: $25,139

DFC 10-year Land Use: Green Residential, District Center, Large Park

Woodward

Ponchartrain

3rd

2nd

Fairway

John R

McNichols

7 Mile

Estimated maximum build cost: $544 Million

Vacant developable acreage:

56


50

Linwood

Oakman

Doris

Ewald

Davison

West Davison / Russell Woods


Population, 2014: 8,574

Area: 1.01 sq mi, 648 acres

Occupied Housing Units, 2014: 3,267 Median Household Income, 2014: $25,583

DFC 10-year Land Use: Traditional Medium Density Residential, Green Residential Transitional



531600

530400

531500

530500

0

0.25

Miles 0.5


Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

Dexter

Livernois

Cortland

Elmhurst

p12

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

60%

50

40

30

20

10

pov

2002 2007 2014

                         0      

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Jobs & Employment

Income

Population



50

Oakland

Brush

John R

Woodward

2nd

3rd

M-10 Service Drive

Chrysler

Woodland

Webb

Caniff

Glynn

Boston

Chicago

Arden Park

Clairmount

Holbrook

p13

Estimated maximum build cost: $640 Million

Vacant developable acreage: 185

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

pov

60%

50

40

30

20

10

0

2002 2007 2014

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Jobs & Employment

Income

Population


Census Tract Boundaries


Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

Highland Park

Hamtramck

511400

532200

532300

I- 75

Woodward Corridor Initiative

532400

M- 10

0

0.25

Miles 0.5


Middle Woodward

Population, 2014: 6,318

Area: 1.50 sq mi, 957 acres

Occupied Housing Units, 2014: 2,526 Median Household Income, 2014: $24,811

DFC 10-year Land Use: Green Residential Transitional, Traditional Low Density Residential, General Industrial

Estimated maximum build cost: $930 Million

Fo

Lodge Fwy

517500

John R

Mack

e Drive

517300

C

st

2nd

Eas

I-75 Servic

50

Middle Woodward

Hamtramck

M- 10

511200

I- 94

532600

533900

Census Tract Boundaries


Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

North End / New Center

p14

Population, 2014: 6,070

Area: 1.49 sq mi, 954 acres

Occupied Housing Units, 2014: 3,023 Median Household Income, 2014: $18,350

DFC 10-year Land Use: Green Residential Transitional, Neighborhood Center, Live/Make, District Center, City Center

Chrysler

Beaubien

Brush

Woodward

3rd

Rosa Parks

John C

Holbrook

Euclid

Grand

re

Vacant developable acreage:

180

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

60%

80

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014


erty rate <10% is a better goal [

60%

50

40

30

20

regional poverty rate is 17%

pov

If poverty is reduced to below

10%, how many households

2002 2007 2014 must emerge from poverty

at maximum build?

10

0


50

40

Jobs & Employment

Income

Population

Estimated maximum build cost: $1.24 Billion

Vacant developable acreage:

212


50

I-75 Service Drive

Saint Antoine

Brush

Palmer

Warren

Midtown



Population, 2014: 13,745

Area: 2.09 sq mi, 1,339 acres

Occupied Housing Units, 2014: 8,055 Median Household Income, 2014: $14,777 DFC 10-year Land Use: District Center



Detroit River

M- 10

518000

I- 94

520200

Eastern Market

517500

520300

520400

517300

I- 75

522500

I- 375

Central Business District

0

0.25

Miles 0.5


Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

John R

Woodward

Beaubien

Cass

2nd

3rd

Mack

Forest

p15

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

60%

50

40

30

20

10

pov

2002 2007 2014

                         0      

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Jobs & Employment

Income

Population


50

Clark

Junction

Livernois

Waterman

Central

Lonyo

Dix

Toledo

Southwest / Springwells

Population, 2014: 24,617

Area: 2.76 sq mi, 1,769 acres

Occupied Housing Units, 2014: 6,709 Median Household Income, 2014: $26,772

DFC 10-year Land Use: Green Residential Transitional, Innovative Productive, Neighborhood Center, Large Park



Detroit River


River Rouge

524000

523300

524100

523200

524200

523800

Dearborn

I- 75

0

0.25

Miles 0.5


Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

Woodmere

e

v

Vernor

I-75 Service Dri

Longworth

p16

Estimated maximum build cost: $768 Million

Vacant developable acreage: 164

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

60%

80

30

20

70

Gini Coefficient, 2014

10

60

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

50


40

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014


erty rate <10% is a better goal [

60%

50

40

30

20

regional poverty rate is 17%

pov

If poverty is reduced to below

10%, how many households

2002 2007 2014 must emerge from poverty

at maximum build?

10

0


50

40

Jobs & Employment

Income

Population


50

Newark

Grand

16th

20th

Porter

Toledo

Vernor

Bagley

Hubbard Farms / Mexicantown


Population, 2014: 4,838

Area: 0.92 sq mi, 586 acres

Occupied Housing Units, 2014: 1,595 Median Household Income, 2014: $21,783

DFC 10-year Land Use: Green Residential Transitional, Live/ Make, Neighborhood Center, Large Park



Detroit River

24th

Grand

Hubbard

Clark

Ambassador

Jefferson

Fort

Lafayette

p17

Estimated maximum build cost: $236 Million

Vacant developable acreage: 61

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

60%

80

30

20

70

Gini Coefficient, 2014

10

60

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

50


40

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014


erty rate <10% is a better goal [

60%

50

40

30

20

regional poverty rate is 17%

pov

If poverty is reduced to below

10%, how many households

2002 2007 2014 must emerge from poverty

at maximum build?

10

0


50

40

Jobs & Employment

Income

Population


Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

Corktown

I- 75 521100

523400

Southwest

I- 75

0

0.25

Miles 0.5

Estimated maximum build cost: $4.4 Billion

Vacant developable acreage:

767


50

John R

Poe

Warren

Mack

Euclid

Grand

Forest

Greater Downtown


Population, 2014: 37,707

Area: 7.38 sq mi, 4,723 acres

Occupied Housing Units, 2014: 21,997 Median Household Income, 2014: $22,079

DFC 10-year Land Use: City/District/Neighborhood Center, Green Residential Transitional, Live/Make

Middle Woodward

Hamtramck

M- 10

I- 75

I- 94

533900

511900

532600

West Village

518000

Eastern Market

520200

517500

520300

521900 520400

518800


518900

521800

517300

I- 96

522500

521500

520700

517000

517100

517200

516500

521400

520800

985300

I- 75

Southwest

Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Undevelopable Areas

*DFC 10-year land use


Miles

0 0.25 0.5

Grand River

10th

Orleans

Woodward

2nd

14th

Gratiot

Jefferson

Bagley

Detroit River

Michigan

p18

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

pov

60%

50

40

30

20

10

0

2002 2007 2014

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Jobs & Employment

Income

Population

Estimated maximum build cost: $206 Million

50

I-75 Service Drive

Vacant developable acreage:

51



Detroit River

6th

20th

Brooklyn

Trumbull

14th

15th

Vernor

Labrosse

Porter

Church

Bagley

Michigan

p19

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

pov

60%

50

40

30

20

10

0

2002 2007 2014

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Jobs & Employment

Income

Population


Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

Woodward Corridor

M- 10

I- 75

521400

I- 75

Hubbard Farms

0

0.25

Miles 0.5


Corktown

Population, 2014: 1,240

Area: 0.50 sq mi, 323 acres

Occupied Housing Units, 2014: 596 Median Household Income, 2014: $42,250

DFC 10-year Land Use: Neighborhood Center, Live/Make

Estimated maximum build cost: $1.3 Million

Vacant developable acreage:

101


50

Woodward

I-375 Service Drive

Brush

John R

Rivard

Cass

Gratiot

I-75 Service Drive

Atwater

Bagley

Michigan

Central Business District


Population, 2014: 5,398

Area: 1.45 sq mi, 926 acres

Occupied Housing Units, 2014: 3,326 Median Household Income, 2014: $32,125

DFC 10-year Land Use: City Center, Green Mixed-Rise, Live/Make,, Large Park, Light Industrial



Woodward Corridor

Eastern Market

East Riverfront/Elmwood Park

M- 10

I- 75

520700

517200

Corktown

520800

0

0.25

Miles 0.5


Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

3rd

6th

8th

1st

Porter

Fort

Congress

Jefferson

Detroit River

p20

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

pov

60%

50

40

30

20

10

0

2002 2007 2014

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Jobs & Employment

Income

Population


50

Mount Elliott

McDougall

Dequindre

Forest

Canfield

Warren

Eastern Market



Population, 2014:9,023

Area: 2.10 sq mi, 1,342 acres

Occupied Housing Units, 2014: 5,236 Median Household Income, 2014: $25,222

DFC 10-year Land Use: Green Mixed-Rise, Live/Make, Innovation Productive



Detroit River

I- 75

518800

516800

518900

East Riverfront/ Elmwood Park

Woodward Corridor

516900

517000

I- 75

Central Business District

I- 375

0

0.25

Miles 0.5


Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

Orleans

Russell

I-75 Service Drive

Chene

Gratiot

Lafayette

Vernor

Antietam

Mack

p21

Demographics Inclusive Growth Scenario

Estimated maximum build cost: $586 Million

Vacant developable acreage: 262

Population Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70

Gini Coefficient, 2014

10

60

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

50


40

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

60%

50

40

30

20

10

pov

2002 2007 2014

                         0      

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Jobs & Employment

Income

Population


Estimated maximum build cost: $974 Million

Vacant developable acreage: 132

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

60%

80

30

20

70

Gini Coefficient, 2014

10

60

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

50


40

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014


erty rate <10% is a better goal [

60%

50

40

30

20

regional poverty rate is 17%

pov

If poverty is reduced to below

10%, how many households

2002 2007 2014 must emerge from poverty

at maximum build?

10

                0             


50

40

Jobs & Employment

Income

Population

50

Jefferson East

West Village

515700

Eastern Market

516700

I- 75

516600

I- 375

516500

517100

Miles

0 0.25 0.5

East Riverfront / Elmwood Park

p22


Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

Population, 2014: 11,500

Area: 1.8 sq mi, 1129 acres

Occupied Housing Units, 2014: 3,126 Median Household Income, 2014: $43,331

DFC 10-year Land Use: Green Mixed Rise, Large Park, Traditional Low Density Residential, Cemetary, Utilities

Mount Elliott

Chene

Jefferson

Lafayette

Larned

Vernor

Detroit River

Estimated maximum build cost: $468 Million

Vacant developable acreage:

227


50

Fischer

Gratiot

Mack

Warren

The Villages



Population, 2014: 8,816

Area: 1.57 sq mi, 1,004 Acres

Occupied Housing Units, 2014: 3,466 Median Household Income, 2014: $23,852

DFC 10-year Land Use: Innovation Productive, Traditional Low/Medium Density Residential



516000

515200

515400

515300

East Riverfront/ Elmwood Park

0

0.25

Miles 0.5


Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

Maxwell

Parker

Grand

Jefferson

Kercheval

p23

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

60%

50

40

30

20

10

pov

2002 2007 2014

                         0      

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Jobs & Employment

Income

Population

Estimated maximum build cost: $1.03 Billion

Vacant developable acreage:

330


50

Alter

Chalmers

Vernor

Kercheval

East Jefferson



Population, 2014: 6,342

Area: 2.23 sq mi, 1,426 Acres

Occupied Housing Units, 2014: 2,421 Median Household Income, 2014: $25,185

DFC 10-year Land Use: Green Mixed-Rise, Green Residential Transitional, Innovation Ecological



512900

Grosse Pointe Park

513200

513700

0

0.25

Miles 0.5


Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

Conner

Marquette

Newport

Canal

Saint Jean

Jefferson

Freud

Essex

Averhill

Scripps

Detroit River

p24

Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

60%

50

40

30

20

10

pov

2002 2007 2014

                         0      

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Jobs & Employment

Income

Population

Estimated maximum build cost: $166 Million

50


Census Tract Boundaries

Vacant lots with residential development potential*

Residential uses or potential for residential development*

Non-residential uses

*DFC 10-year land use

Moross

Canyon

Cadieux

Mack

Warren

Chandler Park

Vacant developable acreage:

38


Population

Race and Ethnicity,

2014

Other


Hispanic or

Latino

White Black

2000 2010-2014

0% 20 40 60 80 100%

                                                                                                          

Occupied residential

addresses, 2014

units eligible for federal subsidy

Household Income Mix


housing units [ per acre

100%


90

Annual Household Income

$75,000+

$25,000-$75,000

$25,000 and less

Annual household income mix with 40% middle-income standard, 2014

80

60%

50

40

30

20

70


60

Gini Coefficient, 2014

10

50


40

                                                                                                          

Total occupied households in maximum-build scenario

30

0: equality

1: inequality

20

housing units

per acre

10

[

0      

0

1999 2009 2014

How many $25,000-$75,000/yr units are needed to achieve a goal of 40-60% households

in that middle-income bracket at maximum build

Employed Residents, Jobs in Area

2014

Poverty Rate, 2014

erty rate <10% is a better goal [

regional poverty rate is 17%

60%

50

40

30

20

10

pov

2002 2007 2014

                         0      

If poverty is reduced to below 10%, how many households must emerge from poverty

at maximum build?

Jobs & Employment

Income

Population

Grosse Pointe Woods

I- 94

501600

Grosse Pointe Farms

501700

Grosse Pointe

Miles Grosse Pointe Park

0.5

0

0.25

Mack /

East Warren

p25

Population, 2014: 4,538

Area: 0.93 sq mi, 596 Acres

Occupied Housing Units, 2014: 1,598 Median Household Income, 2014: $23,314

DFC 10-year Land Use: Traditional Medium Density Residential, Neighborhood Center




DETROIT PROGRAM


Capital Impact aims to improve economic mobility in targeted, asset-rich neighborhoods and mixed-use neighborhoods in Detroit through an inclusive growth framework. We invest in strategies that promote increasing neighborhood density with a healthy income mix through multifamily and mixed-use developments and provide financing for key community services like education, health care, healthy foods, and dignified aging facilities.


Meyers

538700


Wyomin

McNichols

Curtis

538500

538400


Livernois

Community Partnerships

Our Detroit-based team works directly with a variety of cross-sector organizations to ensure that solutions are organically built from the ground up and account for the local realities facing residents, policy makers, philanthropic

institutions, and investors.

Strategic Investments

Often overlooked by traditional banks, our mission-driven lenders’ work ensures that good projects that help build healthy communities for all Detroiters receive the financing they need. We can provide a variety of loans from pre-development to tenant

improvements to full scale construction.

Public Policy & Research

536100

g

Ja

We examine and advocate for scenarios to help community development and

finance professionals think through which development trajectories

could help cultivate a healthy income mix in order to best serve Detroit

neighborhoods in the long term.

www.capitalimpact.org

©Febuary 2017